[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6603598,"mediaKeyId","2999889-c39207485d14a1971f9afd30f70847ce","parentId",2999889,"title","Economic development staff seek Housing and Transit Reinvestment Zone to spur Cairns mixed‑use projects","audioSeconds",2029,"startMs",1401000,"endMs",3430000,"viewUrl","/Search/View?dp=1&key=2999889-c39207485d14a1971f9afd30f70847ce&start=1401&end=3430","thumbnailUrl","https://assets.pipeline.soar.com/2999889-c39207485d14a1971f9afd30f70847ce/thumbnail_1401000.jpg","articleUrl","/articles/6603598/Sandy/Salt-Lake-County/Utah/Economic-development-staff-seek-Housing-and-Transit-Reinvestment-Zone-to-spur-Cairns-mixeduse-projects","mediaUrl","https://secure.pipeline.soar.com/6603598-68c6f454d30d7fd4a57d05665a9bd85a/orig.mp4?Expires=1771144929&Signature=EWed7y~1QwkauW5vyjgAgf1IXeLlg0FyrlzKr0QGKzFf90ZF5G0RtQedQGL4293IUhtzD4YAQ5JHqEoWkGjRsjjgJkMz3vfXjeVJKjhocQFr91ZIV3CoJ9O4Osn9zGbz6HIe6Van0PLfzGFgVpwuDdHVOBv-OTq2h3-tUNOPss8Lj322tU6EzliAW6oKhQ~aYyxIz2dhKtLusr430ZiMn4OUp89HTI3KTr5tj0LiZBaiPg~BdB~3ysmNX~-T18VZ0z1HKkW5n8zbh29dea8uvPjDzyMfpKjV1UXEOI-WzDXQayqUAnpw~qMKz3Fmja1ZUepQq~10EcuMAc~1LJnW1A__&Key-Pair-Id=KUT5TJCACFTXG","author","Sandy","date","2025-04-15T00:00:00Z","article","Economic Development Director Casey Dunlavy and Senior staff Rob Sant briefed the Sandy City Council on April 15 on development activity in the Cairns area and on a proposed Housing and Transit Reinvestment Zone (HTRZ) intended to accelerate several stalled or ready‑to‑build projects.

Dunlavy said work over the last several years has prepared developers to return to the market and that the HTRZ — a state tool designed to encourage density and affordable housing near transit stations — could help close financing gaps. \"If we get approval on this HTRZ, I believe we'll see the potential of three major projects in our Cairns area, potentially this year,\" Dunlavy said.

Rob Sant reviewed the HTRZ rules and the city’s proposal. He said the state requires mixed‑use, multifamily development with an average density target (the statute expects high residential density near transit). Sant explained the process: the city will submit a proposal to the governor’s Office of Economic Opportunity (GOEO), an independent gap analysis is done (90 days), and a state committee reviews applications in late summer. If the committee approves an HTRZ, Sant said the city would enter an interlocal agreement with its RDA to administer tax increment; approved projects can receive 80% of incremental tax revenues per phase for a 25‑year period (Sant noted longer phase windows may extend overall program life up to statute limits).

Sant described the Sandy proposal as focused on roughly 25–26 acres in the Cairns area, targeting about 1,500 housing units in the proposal footprint and an average density staff described as roughly 58 units per acre. He summarized statutory affordability requirements that changed since earlier versions of the HTRZ statute: 12% of residential units in an HTRZ must be affordable (Sant said 9 percentage points must be at 80% area median income and 3 percentage points at 60% AMI).

Staff tied the HTRZ to multiple local projects:

- Wasatch Shadows / Compass (Gardner Boyer): Dunlavy said the mixed‑use project east of the fire station is under review and that Gardner Boyer is pursuing a 100% owner‑occupied affordable component for a roughly triangular 1.1‑acre parcel. Dunlavy said the RDA could bridge the gap between appraised land value and the developer’s cost to enable a fully owner‑occupied affordable housing phase under a public‑private partnership.

- Sandy‑area mixed‑use near the Hilton Garden Inn (project developer referenced as working through Kerns design standards): staff said the developer has secured financing components and would be a candidate participant if the HTRZ is approved.

- Centennial Village (DB Urban): Dunlavy said the developer has a memorandum of understanding and is negotiating a purchase‑sale and development agreement; the proposal relies on tax increment financing (TIF) tools, including a previously discussed $3,000,000 TIF payment intended to support the project’s financing.

- Summit / Ron Radden hotel and convention project: Dunlavy said the project still faces a wetlands easement recorded in perpetuity that prohibits development until it is cleared or released; the property changed hands from the prior mall owner to a new owner (SEG) which has required additional easement negotiations. Dunlavy said the developer’s contract requires him to clear easements and perform by November under the current agreement or renegotiation would be necessary. He also discussed an awarded SIB loan (approximately $6,000,000) and said staff have taken steps to minimize the city’s upfront exposure by conditioning payments on permit/permit‑pull milestones; staff said the remaining SIB loan terms and eventual use of proceeds will depend on whether the developer performs and whether the site is ultimately developed.

- Utah Hockey Club practice facility and Fire Station 31 topping‑out: Dunlavy and others noted the hockey practice facility will open for team use in September and for public use in January, while the new Fire Station 31 has reached its topping‑out milestone and is on track for later‑year completion.

Sant and Dunlavy emphasized the pedestrian bridge to the Frontrunner station as a critical connection for the HTRZ proposal. Public Works Director Ryan Compe told council the bridge was originally envisioned as a transit bridge (2015 circulator study), but South Jordan vacated a right‑of‑way that previously offered a long, gentle landing for vehicles. Compe said that change, combined with required vertical clearance over the freeway and rail, makes a vehicle transit bridge (rubber‑tire bus or streetcar) more difficult and expensive, though not absolutely impossible; the transit option would likely require acquiring additional right‑of‑way and higher grades that complicate vehicle geometry. Compe said a pedestrian/cyclist bridge still provides the first‑mile/last‑mile connection that staff and the state committee will want to see.

Council discussion covered parcel selection for the HTRZ (staff limited the footprint to properties with known residential potential to preserve density numbers), whether the mall parcel should be included, and next steps to meet with state committee members to advocate for the application. Sant suggested council members may be asked to make targeted outreach to committee representatives during the review period.

Why this matters: Staff say an approved HTRZ would provide a state‑backed funding mechanism (tax‑increment sharing) to help close developer financing gaps for high‑density, mixed‑use projects near the transit station. That funding — combined with RDA tools and developer contributions — could unlock several long‑planned projects in the Cairns area.","mediaType","Video","parentTitle","Sandy - City Council on 2025-04-15 5:15 PM - Apr 15, 2025","oneSentenceSummary","Economic development staff presented a Housing and Transit Reinvestment Zone (HTRZ) proposal and updates on multiple Cairns‑area projects on April 15, telling the council an approved HTRZ could provide tax‑increment incentives to help close financing gaps for mixed‑use development.","taxTitle","Sandy, Salt Lake County, Utah","taxId",2944,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6603603,"Sandy parks director outlines $1.3M Bicentennial Park upgrade tied to $700,000 county grant",138,1093000,1231000,"/Search/View?dp=1&key=2999889-c39207485d14a1971f9afd30f70847ce&start=1093&end=1231","https://assets.pipeline.soar.com/2999889-c39207485d14a1971f9afd30f70847ce/thumbnail_1093000.jpg","/articles/6603603/Sandy/Salt-Lake-County/Utah/Sandy-parks-director-outlines-13M-Bicentennial-Park-upgrade-tied-to-700000-county-grant","https://secure.pipeline.soar.com/6603603-c92e218c4a12c78d7fbafa2c91668bb4/orig.mp4?Expires=1771144929&Signature=CmX1WizBj817oJ-YaHygKGjQfMeltjlECrrNflu~MFgjWh0gumlyIrk6Mgi2drZ5HjmZL6QbX3xdTGtgLy7-hLqsU5Mz6O~-2C8mpb7Kb~yTcq09pLbFN8crRIMUF7NCEIyr~bLGrJUwA6B5oEHfOZwfkDF6TaZ5qo1J1lMh5TFdZ2u8ZvMYtKX0nzxzMHzaaha6RtdeT3~eCjn-dVbZeYYVfY6yFevM-va6fweTdV1YNUCS9H39uogS6GOSkhyFH0wIXXPc-fqD3V~5tVgUXkaKXvmeD0N0VE56u31f-Iqz-U52YHUuhqvRkoq8LJF-KGlBKcF2h5hlQZWKDYYjFQ__&Key-Pair-Id=KUT5TJCACFTXG","Parks Director Dan Medina told the Sandy City Council on April 15 that an interlocal cooperation agreement with Salt Lake County would allow Sandy to receive TRCC grant funds to build improvements at Bicentennial Park.

Medina described a package of work he said will include two new tennis courts and four pickleball courts, LED lighting, a slackline and hammock station, and a redesigned playground using a cushioned Astroturf surfacing. He said residents’ frequent requests led staff to add a full shade structure over the playground.

Medina said the overall project budget is $1,300,000 and that $700,000 of the money is coming from the county grant. He told council the grant award was approved in January and that, under grant rules, the city could begin spending funds once the interlocal agreement is executed.

On construction timing, Medina said crews are scheduled to pour about 37 truckloads of concrete the following day and that work will start as early as 5 a.m. under a county permit that allows activity before the local 7 a.m. noise restriction. He said newly poured concrete requires about 45 days to cure before sport coatings are applied and that the department is on track to open the upgrades in June in time for the historic Sandy Barbecue.

Councilmember Brooke D’Souza praised inclusion of a shade structure and asked to consider similar amenities at other parks as funding allows. Mayor Monica Zoltanski and other council members commended parks staff; the mayor noted matching funds from the county had increased the award to $700,000 and thanked staff for their work.

Next steps: Medina presented the interlocal agreement to council; the agenda planning calendar shows the ILA as a consent item on the council’s April 22 agenda for formal approval.

Why this matters: The package will add courts, lighting and an accessible playground surface and includes a sizeable County grant match; construction timing means early morning work and a multi‑week curing period before surfacing and striping can be completed.","Parks Director Dan Medina presented an interlocal cooperation agreement with Salt Lake County to accept a TRCC grant for Bicentennial Park improvements including courts, lighting, a new playground with cushioned Astroturf and a full shade structure; project cost is $1.3 million with $700,000 from the grant.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6603605,"Deputy city attorney briefs Sandy council on dozens of 2025 state bills, many effective May 7",667,402000,1069000,"/Search/View?dp=1&key=2999889-c39207485d14a1971f9afd30f70847ce&start=402&end=1069","https://assets.pipeline.soar.com/2999889-c39207485d14a1971f9afd30f70847ce/thumbnail_402000.jpg","/articles/6603605/Sandy/Salt-Lake-County/Utah/Deputy-city-attorney-briefs-Sandy-council-on-dozens-of-2025-state-bills-many-effective-May-7","https://secure.pipeline.soar.com/6603605-b9ef2e4bdc02d50df10c1f307d00947c/orig.mp4?Expires=1771144929&Signature=Aw7A7MuCOWs0ACreURGe1a6UglBnVM0HU8c~4qO8~O-VjXoVakccgOmrOyckLibgXfOatHyuAESi1m8BrFoXwyC8CUvtcS2L~IfGhEwYTZ0ARGpM1fWyFSFPNQZonzwi06yIjjVAo8ZbLthhySjVJra9C9E9em8d30qUqGCF49wfYixpZ~VENKpU4x1DVNwminnhxjTnI1I45mWNB2XPdOSzXftQq~OJp1NBrJMvw8kofNKiOn7tvVXSG0ejiL9PuYPp5GHzBWWiql6ZwHpgF5ysMaBKRsEwf6cduLq3rO2ErjMStjha28STtJcYbsnglaHuX-pPQWlqY34ev9Lh8g__&Key-Pair-Id=KUT5TJCACFTXG","Deputy City Attorney Kim Bell delivered the Sandy City Council a final legislative briefing on April 15, 2025, summarizing dozens of bills from the 45-day session that she said will affect local control, housing affordability, zoning and public safety.

\"Unless otherwise specified, the bills do become effective May 7,\" Bell told the council, listing major measures and briefly describing their likely local effects.

Bell highlighted measures on housing and land use, including HB 37 (housing amendments) which she said authorizes cities to allow additional housing density tied to owner-occupancy and affordability incentives, and HB 368 (local land use amendments), a broad bill flowing from the state land-use task force that touches on annexation, development standards, special districts and bonding. On homelessness and sheltering, Bell identified HB 329 (winter overflow and homeless services) and HB 505 (unsanctioned camping) as bills that add requirements and, in some cases, new oversight bodies or penalties tied to mitigation funding.

On public-safety and schools, Bell summarized HB 40 (school safety amendments) requiring coordination between local law enforcement and school security officials, and HB 465 (law enforcement agency amendments), which she said allows the state Department of Public Safety to enter interagency agreements with city police departments and includes a penalty provision that could affect road funding if certain requirements are not met. Bell told the council the city’s police department already practices many of the measures in HB 465.

Other bills Bell summarized included HB 81 (prohibiting addition of fluoride to public water systems while easing pharmacy access to fluoride pills), HB 198 (rules for relocation of billboards affected by highway construction), HB 256 (short-term rental zoning evidence and takedown recommendations), HB 300 (changes to mail‑ballot rules and ID requirements beginning in 2029), HB 456 (transient room tax amendments creating an outdoor recreation mitigation grant program), and the transportation omnibus SB 195 requiring cities to amend general plans to identify priority transportation connections and station-area planning.

Bell also summarized two senate measures tied to housing and transit incentives: SB 23 (First Homeowner Investment Zone provisions) and SB 26 (amendments to the Housing and Transit Reinvestment Zone statute). She described SB 23 as changing how some owner‑occupied affordable housing is defined in eligible areas and SB 26 as altering HTRZ provisions and additional funding mechanisms available for cities that have convention centers.

Council members did not ask follow-up questions during the briefing. Bell said she and staff will provide additional detail to departments as they unpack large bills such as HB 368.

Why this matters: several of the bills Bell flagged include deadlines, new local planning or reporting requirements, or changes that could affect the city’s zoning and incentive tools. Bell repeatedly noted timing: many of the session’s bills take effect May 7 unless the legislation specifies otherwise.","Deputy Attorney Kim Bell summarized 2025 state legislation affecting housing, zoning, law enforcement, transit and short-term rentals and told the Sandy City Council most bills become effective May 7.","actionData","errors"]

Article not found

Economic development staff seek Housing and Transit Reinvestment Zone to spur Cairns mixed‑use projects

Sandy parks director outlines $1.3M Bicentennial Park upgrade tied to $700,000 county grant

Deputy city attorney briefs Sandy council on dozens of 2025 state bills, many effective May 7